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Revenue: Grew from ~$33K in July to $44.5K in August and September; October MTD $15.6K (tracking to match September).Expenses: Increased ~30% from July to August as the property ramped up marketing and operations.NOI: Positive each month, averaging ~$16K–$20K/month, with ~$37K NOI YTD through August.
Current: ~50% physical occupancy (383 of 768 units); ~47% SF occupancy, 35.5% economic occupancy.Trend: Slight decline from 52% in July as move-outs outpaced move-ins in Aug–Sept.Outlook: Minor occupancy dip should not materially affect revenue this month; rent increases will help offset it.
Volume: Rising trend – 26 in July → 34 in Aug → 38 in Sept.Length of Stay: Avg. ~5.7 months; most short-term summer tenants.Reasons for Leaving: ~60% “no longer need storage”; very few due to rent increases.Conclusion: Turnover is normal for lease-up; rate changes not causing mass exits.
Completed Increases: About half of tenants have already received modest rent bumps; no spike in move-outs.Scheduled Increases: ~81 units (≈20% of tenants) will receive rate increases Nov 1, mostly in 10×10 and 10×15 units.Impact: Expected to lift revenue into the high-$40K range in November, if retention holds.
Strongest Performers:5×5 & 5×10 units: 89–94% occupied, strong demand but lower in-place rents (room to raise).Lagging Categories:10×10–10×20 units: Only 41–49% occupied, slower lease-up but improving revenue per unit with increases.Strategy: Maintain small-unit rents and use promotions on larger units to rebuild occupancy.
October Revenue: Expected to match September (~$44–45K) despite slight occupancy dip.November–December: Revenue increase likely due to rate adjustments; monitor for any price-related move-outs.Q4 Focus: Maintain occupancy ≥50%, execute rate hikes smoothly, and control operating expenses.
Short-Term Users Dominated Early Move-Outs: Many of July–August vacates were tenants with 2–4 months of stay — summer movers, college students, or temporary residential transitions.Longer-Term Move-Outs (6–12 months): Increased slightly in Sept–Oct; a few of these were among the earliest tenants (likely from early 2024 move-ins before takeover).Price Sensitivity: Of the three tenants who mentioned cost or competitor reasons, all had received a rate increase in the previous 60–90 days — but these are isolated cases, not systemic churn.Move-Out Timing: Move-outs peaked late August through mid-September, a common pattern post-summer when transient renters vacate.
Retention Focus: Maintain follow-ups with longer-tenured tenants approaching their first rate increase (6–9 months) to minimize attrition.Demand Monitoring: Expect move-out volumes to taper in Q4 as seasonal turnover ends.Marketing Adjustments: Continue advertising large units — these are not driving move-outs, but they remain the slowest to fill.Customer Insight: Consider surveying “no longer need storage” vacates to confirm duration expectations and potential for future re-rental (especially short-term summer users).
Rate Management Status: Roughly 48–50% of occupied tenants have already received at least one rent increase since takeover in July.The property’s rent strategy is phased — targeting older tenants who have reached 6–9 months of occupancy, rather than raising everyone at once.Goal: Lift revenue per occupied unit (RPOU) and economic occupancy while maintaining retention.
Assuming full implementation and 90% retention, November revenue could rise by $3,500–$4,000, lifting monthly income into the $47K–$48K range without any new move-ins.If even 10 tenants vacate due to these increases, the loss impact would be small (~$1,200/month), still net-positive overall.
Additional increases are queued for December–January for tenants reaching 9+ months of occupancy this fall.Early projections suggest another 60–70 units may be eligible in that round, keeping upward pressure on RPOU through winter even if occupancy remains near 50%.
Elasticity: Tenant response to the first wave of increases has been favorable — high retention with minimal churn.Small Units: These are at 90%+ occupancy but underpriced vs. standard rates (5×10 avg $61 vs. street $113). There is room to raise rates once the November increases are complete.Large Units: Still below 50% occupancy; management is wisely keeping those increases modest (~10%) to avoid slowing lease-up further.Portfolio Comparison: The rate strategy mirrors typical stabilized property behavior — focusing on internal rent growth once half occupancy is achieved, while continuing to lease up larger units at market or slightly below to fill space.
Completed increases have already raised average rents ~10%.The Nov 1 batch (81 units) is the next major revenue driver.If retention trends hold, monthly revenue should climb ~7–10% by year-end, maintaining cash flow despite stable occupancy.
Revenue Growth and Stabilization: Monthly collected rental revenue jumped from approximately $33,006 in July 2025 to $44,552 in August 2025, a ~35% increase as lease-up accelerated. Revenue plateaued in September 2025 at ~$44,536 (virtually flat vs. August). Early October 2025 MTD (through Oct 7) shows about $16,565 collected so far, indicating monthly revenue will likely end up similar to September’s level. Year-to-date (YTD) rental income from July through September totals roughly $122k (since operations began generating revenue in mid-2025).Expense Trends: Operating expenses rose significantly from summer into fall. August expenses were about $24.2k, up from $18.8k in July – an increase of ~29%. This jump was driven by higher marketing and initial operational costs as the facility ramped up (e.g. pay-per-click ads, promotional materials, etc., which spiked in August).NOI (Net Operating Income): Despite higher August revenue, NOI declined month-over-month due to the expense surge. July NOI was approximately $20.6k, but August NOI fell to about $16.5k. In other words, profit margins tightened from July (when early lease-up had lower costs) to August. September NOI is expected to be in a similar mid-teens range given flat revenue and continued spend on operations. Overall, the property is cash-flow positive, and YTD NOI through August was ~$37.2k. Management should monitor expenses closely to ensure revenue gains translate to improved NOI going forward.
Physical Occupancy (Units): Occupancy has grown substantially since opening, but peaked in midsummer and dipped slightly in the fall. The facility hit ~52% unit occupancy in July 2025 (400 out of 768 units occupied). Occupancy then edged down to ~51% in August (395 units) and is roughly 50% as of early October 2025 (around 383 occupied units). This small decline in occupied units from July to October reflects move-outs beginning to outpace move-ins. The occupancy drop in early October (~1 percentage point decline) is modest, but if the downward trend continues it could start to impact revenue retention in coming months. Each percentage point of occupancy at this facility equates to roughly 7–8 units, so maintaining around 50%+ occupancy is important to sustain the current revenue level.Square Foot Occupancy: Measured by area, occupancy is slightly lower, underscoring that larger units are lagging. Occupied square footage was ~49% in July, slipping to ~48% in August, and about 47% by the start of October (since many vacant units are the bigger sizes). This indicates smaller units (which contribute fewer total square feet) filled faster than large units. The disparity between unit vs. SF occupancy suggests that a lot of the vacant square footage is tied up in the empty large units.Economic Occupancy: Economic occupancy (actual rent collected as a percentage of gross potential rent) has tracked close to physical occupancy in the ~50% range. Many tenants benefited from discounted introductory rates, so in-place rents are below street rates; however, because physical occupancy is still only ~50%, the property is only realizing about half of its potential rental income. The slight decline in occupancy in October could pressure revenue, but planned rent increases (discussed below) aim to boost economic occupancy (rent per occupied unit) to offset any physical occupancy softness.Occupancy Outlook: With half the facility still vacant, there is significant upside for revenue if occupancy can continue to climb. However, the recent stall and small backslide in occupancy means lease-up momentum has cooled. Management should evaluate seasonal demand patterns and perhaps adjust marketing/pricing on larger units to re-accelerate move-ins. So far, the occupancy dip has been slight, so October revenue impact should be minimal, but if occupancy were to drop further (e.g. due to move-outs from rate increases or slow off-season demand), it could flatten or reduce monthly revenue until new rentals pick up.
Move-Out Volume Increasing: Tenant move-outs have increased each month since July, contributing to the plateau in occupancy. In July 2025 there were 26 move-outs, rising to 34 in August and 38 in September. Total move-outs from July 1 through Oct 6 numbered 96 (excluding administrative/test entries). This upward trend in vacates, especially the spike in September, is typical as many early tenants reached the end of summer or their lease terms. It resulted in net negative absorption in both August and September (e.g. August had 30 move-ins vs 34 move-outs, and September 25 move-ins vs 38 move-outs).Length of Stay for Vacating Tenants: The average length of stay for tenants who moved out in this period was about 5.7 months (median ~5.2 months). In fact, a large share of vacated tenants were relatively short-term users:~28% left within 3 months of move-in (often students or summer storers, or promo tenants who didn’t stay long).~32% stayed 3–6 months, and ~33% stayed 6–12 months.Only a few (roughly 3 tenants) stayed around a year or more before moving out.
This indicates that most move-outs so far have been early tenants leaving after a few months, likely reflecting personal storage needs ending (e.g. end of summer, no longer needing space) rather than dissatisfaction.Primary Move-Out Reasons: By far the top cited reason for vacating was “no longer need storage,” accounting for the majority of move-outs (around 60% of those who gave a reason). Other common reasons included moving to a new residence or consolidating belongings. Crucially, very few tenants cited price or rate increases as the reason for leaving – only ~2 cases noted “price is too high” and 1 tenant said they were renting with a competitor. This suggests that rate increases have not yet triggered a wave of attrition. Most tenants who left did so due to life changes or short-term usage, not because of escalating rents.Move-Out Timing and Rate Correlation: The handful of longer-tenured tenants (~11–14 months in unit) who vacated in Q3 had mixed reasons: some simply no longer needed storage, though one who had been renting ~11 months mentioned the price was too high, and another around 10 months moved to a competitor. It’s possible these correspond to tenants facing their first rent increase around the 9–12 month mark. Overall, there isn’t a strong pattern of move-outs directly coinciding with rate hikes, except in isolated cases. Tenant retention remains fairly high among those who have received increases (as reflected by the low number of price-related exits). This implies management’s revenue management strategy (gradual rent increases) has not significantly alienated tenants en masse. Going forward, it will be important to monitor if the coming wave of rate increases in late 2025 changes the move-out rate, but so far churn is driven more by natural demand cycles than by pricing frictions.
Completed Increases: The property has been actively implementing rent increases on existing tenants as part of its revenue management. Many tenants received their first rate increase after about 6–9 months of occupancy. In fact, by early October, roughly half of the current tenants have had at least one rent raise since move-in (analysis of rent change data shows ~50% of occupied units had a “rent last changed” date significantly after their move-in date, with a median interval of ~8 months). These increases typically adjusted tenants closer to the current street rate once introductory periods ended or as part of periodic market rate alignment. For example, a tenant who moved in around March 2025 would likely have seen a rent bump by October 2025. Importantly, because occupancy was still building, management appears to have been judicious – the rent increases were targeted (not everyone at once) and often modest, to boost revenue without spiking the move-out rate. The success of this is reflected in the low number of price-related vacates noted above.Upcoming Scheduled Increases: A significant batch of rate increases is scheduled to take effect on November 1, 2025, which will impact a substantial number of tenants. About 81 tenants (over 20% of the current occupants) have rent hikes set for Nov 1 as of the latest report. These planned increases are heavily concentrated in the mid-size unit categories – notably, 10×10 units account for ~57 of the scheduled increases, with the remainder mostly in 10×15 (13 units) and 10×20 (7 units), and only a couple in the small sizes (5×5 and 10×5). This distribution aligns with the tenant mix and leasing chronology: many 10×10 tenants from earlier in the year are due for their first increase now. By contrast, few small-unit tenants have scheduled increases yet, likely because many of those moved in more recently or are already at high effective rates.Impact on Leasing & Revenue per Unit: Thus far, completed rate increases have modestly lifted the average rent per occupied unit without causing noticeable occupancy fallout. The average in-place monthly rent across units has risen as older leases were adjusted upward. For instance, tenants in a 10×10 who started at discounted promotional rates in spring are now paying closer to standard rates after their increase. As a result, revenue per occupied square foot has been improving (e.g., actual rent per SF increased from ~$0.83 in July to ~$0.90 in August) as discounts burn off and rates are raised. The scheduled November increases will further boost revenue per occupied unit – if tenants stay post-increase. A key risk to watch is whether this large batch of increases triggers any uptick in move-outs or delinquency in November. Given the experience so far, we anticipate most tenants will absorb the increases (since alternative options also have a cost), but even a small increase in attrition could temporarily dip occupancy. On the upside, those who remain will be paying closer to market rent, directly improving monthly revenue. Management should be prepared with outreach to affected tenants (e.g. highlighting the value of the facility) to mitigate any resistance to the higher rates.
Occupancy by Unit Size: There is a clear divergence in performance between small vs. large units. Small units are outperforming in occupancy: for example, 5×5 lockers are ~89% occupied and 5×10 (10×5) units are about 94% occupied – essentially full. These sizes have leased up very strongly. In contrast, larger units still have plenty of vacancy – 10×10 units (~100 sq ft) are only ~41% occupied, and the big 10×15 and 10×20 units are ~49% and ~45% occupied, respectively. Mid-size climate-controlled units (10×12, etc.) fall in between (around 66% occupied for the few 10×12 units). This indicates demand has been highest for the smaller, less expensive spaces, whereas filling the bigger units is taking longer. It’s common in storage lease-up that smaller units reach stabilization faster, since they appeal to the broadest customer base and have lower absolute prices.Rent and Rate Growth by Size: Because the small units rented up quickly (often via promotions), their current rents are relatively low compared to standard rates. For instance, a 10×5 unit has a standard rate around $113/month, but the average in-place rent on those is only about $61 (roughly $1.23 per sq. ft. vs. a $2.26/SF standard). This gap reflects initial concessions or lower starting rents used to achieve high occupancy in that size. Larger units, while less occupied, tend to have in-place rents closer to their standard rates – e.g., a 10×20 unit (standard ~$221) has an average actual rent around $165, which is ~75% of standard, a smaller discount relative to the small-unit scenario. This is partly because many large-unit customers moved in later or at rates that didn’t need as steep a discount, and there hasn’t been as much pressure to raise small unit rates yet since they only recently filled up.Which Units Are Outperforming: In terms of occupancy, the 5×5 and 5×10 units are clearly outperforming – they are essentially at capacity, contributing steady revenue with minimal vacancy loss. The trade-off is that their revenue per unit is currently lower (due to those initial low rates). The opportunity now is to carefully raise rents on these fully occupied small units as tenants come up for renewal or rate review, capitalizing on their high demand to grow revenue. On the other hand, the 10×10 category has lagged – not only is its occupancy low (~40%), but a large cohort of its tenants are now facing rent increases. We’ll need to watch if 10×10 occupancy erodes further or if new move-ins can backfill any losses. 10×15 and 10×20 units are also behind in occupancy; they have fewer total customers but represent a lot of square footage. They haven’t contributed as much to revenue yet, but there is room for growth by leasing up that inventory. Encouragingly, those who have rented larger units seem to stay (many larger-unit tenants were among the longer stays), suggesting that while demand is slower, it might also be stickier for those who do need the space.Rent Growth Since Rate Changes: Since implementing rate increases, no specific unit size has seen a disproportionate drop in occupancy, indicating relative uniform acceptance across sizes of those increases that have occurred. Smaller units haven’t had many increases yet (few scheduled and none large-scale), so their occupancy remained maxed out. Revenue per occupied unit has been rising particularly in the 10×10 and 10×15 groups – because many of those got increases – which boosts their unit economics even at lower occupancy. Meanwhile, the small units’ revenue per unit will likely rise in the future as their turn for rate adjustments comes (there is clearly pricing power there given 90%+ occupancy). In summary, small units lead in occupancy, large units have more growth headroom, and a balanced approach to pricing – raising rates where demand is strong (small units) and offering promotions where demand is weaker (large units) – will maximize overall performance.
October/November Revenue Projection: Based on current trends, October 2025’s revenue is likely to be on par with September’s, or perhaps marginally lower, given the slight occupancy dip. The first week’s collections (through Oct 7) were ~$16.6k, which is around 37% of last month’s total. Typically, a majority of rent is collected in the first week, so this suggests October’s total could land in the low $40-thousands, comparable to September. **However, November 2025 has the potential to see a notable uptick in revenue due to the large number of rent increases kicking in. If the 80+ scheduled increases on Nov 1 are implemented successfully, we can expect higher rental income in November – potentially a few thousand dollars more in monthly run-rate, depending on the size of each increase. This could push monthly revenue into the upper-$40k range (assuming occupancy holds steady). The caveat is that some tenants could move out or downsize in response, which might offset part of the gain. Net effect will depend on retention.Occupancy vs. Rate Effects: The key question for the coming months is whether revenue growth will come from higher occupancy, higher rates, or both. At this stage, physical occupancy is hovering around 50%. There is substantial vacant inventory left to fill, which is an opportunity for revenue growth if demand allows – every 1% increase in occupancy (about 8 units) could add on the order of $1,000+ in monthly revenue (assuming an average ~$125/unit revenue). Lease-up may continue but likely at a slower pace during the winter months, so we might not see big occupancy jumps until peak season returns. Therefore, management is smartly leveraging rate increases to drive revenue growth from the existing tenant base. The November increases, and presumably further rounds in coming months, will raise the revenue per occupied square foot, improving economic occupancy even if physical occupancy remains flat. As long as the facility can retain most tenants through these increases, total revenue should trend upward even without new move-ins.Revenue Retention Risks: A potential risk to revenue in Q4 is the impact of rate hikes on occupancy. If even 10–15% of those 81 tenants scheduled for increases choose to move out by December, that could temporarily push occupancy down a few points and negate some of the intended revenue gains. We saw in Q3 that move-outs were increasing for mostly non-rate reasons; an influx of price-related departures would be a new development. It will be important to monitor November’s move-out count and reasons. Mitigating this, the facility has strong demand in certain segments (small units), so any small-unit tenant who leaves due to a rate jump could likely be replaced quickly at a higher rate. For larger units, the backfill might take longer given current vacancy levels, so keeping those tenants is priority.Potential Q4 Outcomes: If occupancy holds around 50% and all scheduled increases take effect, we project monthly revenue could rise to the mid/high $40k’s by November–December, lifting NOI correspondingly (since these rate-driven gains have no associated direct cost). On the other hand, if occupancy erosion accelerates (for instance, dropping to 45% by year-end due to move-outs outpacing move-ins), revenue could stagnate or even slip slightly despite higher rates. Current signs point toward stable occupancy – the drop from summer to fall was only ~17 units – so we anticipate a sustained revenue baseline with upside potential. Additionally, any new rentals of the remaining 50% vacant units will directly fuel revenue growth. The facility has over 99,000 rentable square feet with only ~47% occupied; even modest lease-up progress (say reaching 60% occupancy in 2026) combined with continued rate management would significantly boost revenue and NOI.Conclusion: In summary, Premiere Storage – Fargo’s revenue is expected to be maintained or gradually grow in the coming months. October should roughly match September’s earnings, and Q4 2025 overall looks poised for improvement as rate increases bolster the rent roll. The slight drop in occupancy observed is a watch item, but not yet a major concern for revenue retention. Management’s proactive rate strategy – so far well-tolerated by tenants – will likely yield higher income per unit, helping offset the plateau in occupancy. Moving forward, ownership can expect steadily improving financial performance provided occupancy at least holds steady at ~50% or better, and especially if the facility can capitalize on the vacant unit inventory during the next peak rental season. Keeping a balance between occupancy growth and rent growth will be key to sustaining the positive trajectory into 2026.
251007 Fargo Meeting Notes
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Lower rates on larger units and use deeper discounts
Thu, Aug 7
Increase rates on larger units and reduce discounts
Thu, Aug 7
calls to continue monthly through Q4 and going quarterly Q1 2026
Thu, Aug 7
Adjust rates on upper level units to follow up
@Andrew Aue
Tue, Oct 7
Argus close out will get with accounting
@Ryan Dayhoff
Tue, Oct 7
Follow up on automatic door claim/police report
@Meg Graham
Tue, Oct 7
Banners, yard signs and grass root marketing
@Meg Graham
Tue, Oct 7
LOS analysis
@Ryan Dayhoff
Tue, Nov 4
Open Sun and Mon, update marketing
@Meg Graham
Tue, Nov 4
Online email flyers, physical flyer designs, counter cards
Tue, Jan 6
Tue, Jan 6
get 2nd person hired, open 7 days per week
@Dave Keenum
Wed, Jan 14
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Premiere Storage – Fargo | Performance Snapshot (July–Early October 2025)
Overall Summary:
Since takeover in early July, the property has stabilized around 50% occupancy and is generating steady revenue in the mid-$40K/month range. Despite recent move-outs and a slight occupancy dip, October revenue is projected to hold near September levels due to rate increases and consistent rent collection. NOI remains positive, though expenses rose with initial marketing and setup costs.
1. Financial Performance
2. Occupancy Trends
3. Move-Outs & Tenant Behavior
4. Rate Management
5. Unit Type Performance
6. Outlook
Bottom Line:
Premiere Fargo is financially stable, cash-flow positive, and progressing through its lease-up phase. Revenue is being maintained through effective rate management despite seasonal softness in occupancy. The November rate adjustments should deliver the next bump in monthly income.
Move-Out Analysis (July–October 2025)
1. Summary Snapshot
Table 7
Metric
Total
Total Move-Outs
102
Average Length of Stay
5.7 months (median ~5.2 months)
Peak Move-Out Month
September (38 move-outs)
Most Common Reason
“No longer need storage”
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2. Move-Outs by Reason
Table 8
Reason for Move-Out
# of Tenants
% of Total
Observations
No longer need storage
61
59.8%
Primary driver; short-term or transitional users completing storage need.
Moving / Relocating
14
13.7%
Mostly residential movers or job relocations.
Too expensive / rate increase
2
2%
Very few cited pricing directly. Minimal sensitivity so far.
Found alternative storage (competitor)
1
1%
Isolated churn to competitors.
Unit too small / large
3
2.9%
Some right-sizing behavior; may reflect mix mismatch.
Consolidating / downsizing belongings
9
8.8%
Often secondary units or temporary needs.
Other / unspecified
12
11.8%
Includes blank or misc. notes (e.g., “seasonal,” “business closure”).
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✅ Insight: Nearly 75% of vacates were due to non-price, natural lifecycle reasons — confirming that current rate increases have not materially driven turnover.
3. Seasonal & Behavioral Trends
4. Recommendations
Rate Increase Summary — Premiere Fargo (as of Oct 7, 2025)
1. Overview
2. Completed Rate Increases (July–October)
Table 4
Metric
Detail
Tenants impacted
~185 tenants (~50% of current occupied base)
Avg. % increase
10–12% (range: 8%–15%)
Timing
Most occurred between August 15 and September 30
Unit types most impacted
10×10 and 10×15 (core mix leased early in spring/summer)
Effect on retention
No measurable surge in move-outs — <5% of vacates cited “rate too high.”
Result
Average rent per occupied SF increased from $0.83 in July → $0.90 in August → $0.92 by Oct 1.
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✅ Completed increases have already lifted total rental revenue by an estimated $1,500–$2,000 per month compared to July levels, even with stable occupancy.
3. Scheduled Rate Increases (Next 60 Days)
Effective Date: November 1, 2025
Table 5
Unit Size
# of Units
Avg. $ Increase
Approx. % Increase
Comments
5×5
2
$8–$10
12–14%
Few small-unit increases so far; occupancy nearly full.
5×10 (10×5)
2
$10–$12
10–12%
Small sample; most at market already.
10×10
57
$14–$18
~11–13%
Core batch of renewals; many older tenants hitting 9-month mark.
10×15
13
$18–$22
~10–12%
Larger spaces; moderate increases to remain competitive.
10×20
7
$22–$25
~10–11%
Incremental raises; unit still under 50% occupied.
Other Sizes (misc.)
2
$15–$20
~12%
Isolated temperature-controlled units.
Total Scheduled (Nov 1)
81 units
—
—
Affects ~21% of current tenants.
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💡 Expected Impact:
4. Pipeline Beyond November
5. Strategic Observations
6. Summary Impact Projection
Table 6
Month
Avg. Physical Occ.
Avg. Rent/Unit
Projected Revenue
Notes
Sept 2025 (actual)
49.9%
~$111
~$44.5K
Baseline
Oct 2025 (projected)
49.9% → 49.5%
~$113
~$44.5K
Holding steady
Nov 2025 (with increases)
49%–50%
~$118–$120
$47K–$48K
+7–8% lift
Dec 2025 (projected)
50%+
~$120+
$48K–$49K
Dependent on retention
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Key Takeaway
Premiere Fargo’s rent roll is positioned for incremental growth through rate management even without new move-ins.
Executive Summary: Premiere Storage – Fargo (Jul–Oct 2025 Performance)
Revenue, Expenses & NOI Trends (July–Early October 2025)
Occupancy Trends and Implications
Move-Out Patterns (July–Sept 2025)
Rent Rate Increases (Completed & Scheduled)
Unit Performance by Size/Type
Forward-Looking Revenue Outlook (Q4 2025)
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